Chapter 12.18
TREE RETENTION AND LANDSCAPING

Sections:

12.18.010    Purpose.

12.18.020    Application.

12.18.030    Existing vegetation retention.

12.18.040    Types of landscaping.

12.18.050    Street right-of-way landscaping.

12.18.060    Bothell boulevard system landscaping.

12.18.070    Landscaping along I-405.

12.18.080    Front lot line landscaping and interior lot line landscaping.

12.18.090    Parking lot landscaping.

12.18.100    Landscaping adjacent to buildings and refuse containers.

12.18.110    Landscaping between zones.

12.18.120    Supplemental landscaping.

12.18.130    Required landscape plan.

12.18.140    Plant materials and sizes.

12.18.150    Plant maintenance.

12.18.160    Modifications.

12.18.170    Landscaping bonds.

12.18.010 Purpose.

The purpose of this chapter is to foster retention of significant trees, provide visual relief from large expanses of building and parking areas, reduce the impacts of development on drainage systems, provide wildlife habitat, and provide a separation or transition between land uses of differing intensities. (Ord. 2245 § 1, 2018; Ord. 2087 § 2 (Exh. B), 2012; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.020 Application.

The provisions of this chapter shall apply to all new development and to changes of use or structural additions comprising more than 20 percent of gross floor area prior to the addition, when such changes or additions require additional landscaping under the regulations of this chapter. (Ord. 2245 § 1, 2018; Ord. 2087 § 2 (Exh. B), 2012; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.030 Existing vegetation retention.

A.    Purpose. The retention of existing vegetation such as intact forest areas is an important component of the city’s character, and assists the city in meeting its aesthetic, surface water, and environmental policies within the Imagine Bothell… Comprehensive Plan. Existing vegetation may also be used to meet all or portions of the landscaping requirements within this chapter.

B.    Applicable Activities. Tree retention shall apply to developments where any human-caused change to improved or unimproved real estate, including, but not limited to, construction of buildings or other structures, dredging, filling, grading, paving, excavation, or other land-altering activities, are proposed or may be occurring. For the purposes of this chapter, vegetation retention shall apply to significant trees, which shall mean existing trees over eight inches in diameter (excluding alders and cottonwoods) as measured four feet above grade, that are located within the net buildable area of a subject property as described within BMC 12.14.030 and 12.14.040.

C.    These tree retention requirements shall not apply to existing individual single-family dwellings on lots of record that are 20,000 square feet or less in area, or duplexes, multiple-family residential or nonresidential developments having less than 2,000 square feet of required landscaping over the entire development area.

D.    All proposed development applications not specifically excepted as outlined in subsection C of this section shall include a tree retention plan for the entire subject property identifying and locating all significant trees on the subject property excepting only those lands where existing vegetation would not be disturbed in any manner including, but not limited to, lands covered by critical areas or critical area buffers. The tree retention plan shall be prepared by a qualified professional such as a licensed landscape architect, licensed/certified forester; licensed/certified arborist, or Washington State certified nurseryperson. The city may have submitted reports and tree retention plans peer-reviewed by qualified consultants at the applicant’s expense.

    The tree retention plan shall include the following:

1.    Location, size, species and driplines of all existing significant trees greater than eight inches in diameter measured four feet above grade;

2.    Proposed and existing contours;

3.    Trees and other vegetation to be retained and removed;

4.    An evaluation by a qualified professional of all significant trees including those to be retained and removed;

5.    A description of protection techniques to be utilized during construction to protect existing vegetation including, but not limited to, the use of an air shovel to locate the root zone, installation of a minimum four-foot-high chainlink or plastic-net fencing around tree driplines and/or root zones, using tunneling instead of trenching for utility installation, stump grinding instead of stump pulling and routing of construction traffic away from retained tree root areas to prevent soil compaction;

6.    Tree retention plans shall indicate a disturbance-free area around all retained trees where the soil grade or ground contours shall not be altered. At a minimum, the disturbance-free area shall extend to a tree’s dripline or at least 15 feet from the trunk of a tree, whichever is the greater distance, unless an alternative tree protection method is submitted by a qualified professional, and said alternative method is approved by the city.

E.    Significant trees shall be retained as follows:

1.    Significant trees located within any required Type I or II perimeter landscape area as set forth in BMC 12.18.080(C) and 12.18.110 which do not pose a significant safety hazard as determined by a qualified professional.

2.    Within the R 40,000, R 9,600, R 8,400, R 7,200, and R 5,400d zoning classifications, at least 20 percent of the total in diameter inches of the significant trees located within the net buildable area of the subject property as described within BMC 12.14.030 and 12.14.040 shall be retained.

3.    Within all other zoning classifications, at least 20 percent of the total diameter inches of the significant trees located within the net buildable area of the subject property as described within BMC 12.14.030 and 12.14.040 shall be retained; provided, tree retention may be satisfied by retaining at least 15 percent of the tree diameter inches in significant trees and up to five percent of the tree diameter inches in existing trees two to eight inches in diameter or installing new coniferous trees at least six feet in height or new deciduous trees at least one and one-half inches in diameter. Each new tree installed shall be counted as two diameter inches toward the minimum required amount of tree diameter inches. For example, five new installed trees would be credited as 10 diameter inches.

4.    Within the R-AC, DC, DN, DT, and GDC zones where the city desires to create compact, walkable neighborhoods, an applicant shall be required to preserve 15 percent of the site diameter inches of trees on the subject property but may implement the following alternative tree retention practices:

a.    Retain existing coniferous or deciduous (excluding alders and cottonwoods) trees that are between two and eight inches in diameter as credit toward the 15 percent minimum site diameter inches retention; or

b.    Install new coniferous and/or deciduous trees of an indigenous species to the maximum extent feasible on the subject property consistent with the following replacement ratios:

i.    Replace one significant tree with one new coniferous tree a minimum of 20 feet in height at time of planting; or

ii.    Replace one significant tree with two new coniferous trees a minimum of 14 feet in height at time of planting; or

iii.    Replace one significant tree with one new deciduous tree of a minimum diameter of four inches at time of planting; or

iv.    Replace one significant tree with two new deciduous trees of a minimum diameter of two inches at time of planting.

5.    The selection of which existing significant trees are to be retained shall be based upon the following objectives:

a.    Provide continuous overstory tree canopies;

b.    Preserve trees in groupings or mutually supporting groves;

c.    Protect trees adjacent to critical area buffers;

d.    Retain or enhance the “feathered edge” visual effect of ridgeline trees against the sky. The feathered edge is more completely described within the Imagine Bothell… Comprehensive Plan Land Use Element and is depicted in Land Use Element Figure LU-5;

e.    Retain those trees which a qualified professional has identified have the best chance of survival following development;

f.    Retain trees which will be used as part of a low impact development storm water facility such as dispersion of surface water; and

g.    Retain trees within an open space tract created as part of a clustered subdivision planned unit development pursuant to Chapter 12.30 BMC.

6.    The community development director is authorized to allow the minimum percentage of retained diameter inches of existing significant trees on the subject property to be satisfied through the retention of existing trees (excluding alders and cottonwoods) that are two to eight inches in diameter and/or by installing new coniferous or deciduous trees of an indigenous species to the maximum extent feasible and meeting the minimum size provisions of BMC 12.18.140 only if, in consultation with the public works director, the community development director determines that retention of significant trees on the subject property is in conflict with the adopted infrastructure standards of the Bothell Municipal Code and the Bothell Design and Construction Standards. Trees that are two to eight inches in diameter that are proposed to be retained, consistent with this subsection, shall be identified, located, and evaluated pursuant to subsection D of this section.

7.    The community development director is further authorized to require the applicant to implement minor site plan alterations to achieve the tree retention requirements identified within this chapter. In exercising the authority granted when implementing this requirement, the director shall avoid requiring site plan modifications that:

a.    Require the relocation of a building or improvement more than 20 feet horizontally;

b.    Affect the location of required sanitary sewer, water and other utility facilities;

c.    Modify the construction and location of surface water facilities that are consistent with the Bothell Design and Construction Standards; and

d.    Conflict with the location of access drives and streets as required by the Bothell Design and Construction Standards.

F.    The community development director shall require a tree retention bond or other surety be submitted to the city of Bothell to ensure retention of existing trees and plant material during construction. In the event any trees designated by the city to be retained are removed, the city shall have the option of enforcing any bond posted. Each tree identified for retention shall be bonded pursuant to the following table. The applicant may request that the bond be waived for trees outside the project clearing area, such as those within critical areas and their buffers, and such requests shall not be reasonably denied.

Tree Diameter

Amount

8 – 12 inches

$2,000

Larger than 12 – 16 inches

$4,000

Larger than 16 – 20 inches

$8,000

Larger than 20 – 24 inches

$12,000

Larger than 24 – 28 inches

$16,000

Larger than 28 inches

$20,000

G.    In the event that existing significant trees or vegetation which are designated to be retained die or are damaged or removed as a result of development activity, or which removal has been authorized by the city, prior to issuance of occupancy permits, or release of any tree retention bonds required pursuant to subsection F of this section, a restoration plan shall be prepared and submitted to the city for review and approval. The plan shall provide for replacement of trees in the following manner:

1.    Each such significant tree designated to be retained that is removed or damaged as a result of development activity shall be replaced with new deciduous and/or coniferous trees pursuant to the following:

a.    Replacement tree species shall be indigenous species to the maximum extent feasible or may be another species as approved by the city.

b.    Replacement coniferous trees shall be as follows:

i.    Two trees for each significant tree removed with replacement trees being a minimum of 20 feet in height at time of planting; or

ii.    Four trees for each significant tree removed with replacement trees being a minimum of 14 feet in height at time of planting.

c.    Replacement deciduous trees shall be as follows:

i.    Two trees for each significant tree removed with replacement trees being a minimum diameter of four inches at time of planting; or

ii.    Four trees for each significant tree removed with replacement trees being a minimum diameter of two and one-half inches at time of planting.

2.    At the discretion of the community development director, the applicant may propose, and the director may allow, the retention of existing coniferous or deciduous (excluding alders and cottonwoods) trees that are between two and eight inches in diameter as credit toward the minimum site diameter inches retention standard, provided the coniferous or deciduous trees are identified, located, and evaluated pursuant to subsection D of this section.

3.    Shrubs and ground cover shall be replaced by a mixture of Type VI indigenous materials in all disturbed areas.

4.    Any funds generated by revocation of bonds for tree retention shall be used to plant new trees in the city of Bothell. (Ord. 2245 § 1, 2018; Ord. 2200 § 2 (Exh. B), 2016; Ord. 2087 § 2 (Exh. B), 2012; Ord. 1946 § 2, 2005; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.040 Types of landscaping.

Types of landscaping are as follows. In cases where two types are specified for one area, the more intensive landscape type shall be required.

Type

Purpose

Tree Planting

Shrubs/Ground Covers

LID Elements

Other

I

Type I landscaping is intended to provide a solid sight barrier to totally separate incompatible uses. Coniferous materials are selected to provide maximum year-round screening.

A planting strip with two offset rows of coniferous trees at an average spacing of 10 feet triangulated on-center.

Mixture of shrubs, ground covers and other plant material to provide 85 percent surface coverage within two years from planting.

Vegetation-based LID BMPs such as bioretention facilities are permitted within all landscaping types provided the location and plant materials do not detract from the primary purpose of the landscaping type. Drought tolerant and native vegetation shall be used to the maximum extent practicable.

Either earth berming at a minimum height of two and one-half feet or a six-foot-high sight-screening fence.

II

Type II landscaping is intended to create a semi-sight-obscuring buffer between incompatible uses and against building facades. The majority of selected plant materials shall be coniferous to provide the intended buffering year-round.

A planting strip planted with trees, of which a maximum of 30 percent may be deciduous, at an average spacing of 20 feet on-center.

 

III

Type III landscaping is intended to provide visual relief between incompatible uses and against building facades. A mixture of deciduous and coniferous plant material shall be provided using a minimum of coniferous material to provide visual relief on a year-round basis.

Planting strip planted with coniferous or a maximum of 75 percent deciduous trees at an average spacing of 25 feet on-center.

 

IV

Type IV landscaping is intended to provide visual relief within parking areas and adjacent to building facades. Deciduous tree materials are selected to provide shade and clear sight-lines within parking areas.

At least one deciduous tree for each 150 square feet of landscaped area at an average spacing of 30 feet on-center.

 

V

Type V landscaping is intended to provide visual relief and add to the overall quality of a development by softening the effect of the new building upon the landscape.

At least one evergreen or deciduous tree for each 500 square feet of landscaped area.

 

VI

Type VI landscaping is intended to revegetate, restore, or enhance existing or damaged areas of native plantings.

A mixture of coniferous trees which shall range from one to six feet at installation. Deciduous trees shall range from “whips” to one and one- half-inch caliper at installation.

Native wetland plants shall be preferred for wetland areas.

Figure 12.18-1 Type I Landscaping

Figure 12.18-2 Type II Landscaping

Figure 12.18-3 Type III Landscaping

Figure 12.18-4 Type IV Landscaping

Figure 12.18-5 Type V Landscaping

(Ord. 2200 § 2 (Exh. B), 2016; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.050 Street right-of-way landscaping.

Landscaping shall be installed within street rights-of-way abutting all subdivisions, multifamily residential and commercial developments. For the purposes of this section, “street right-of-way landscaping” shall be that landscaping installed within the right-of-way. Street right-of-way landscaping includes landscaping installed between the curb and sidewalk, within planter strips, landscaping behind sidewalks, and landscaping installed within medians. LID BMPs such as bioretention facilities should be utilized within right-of-way landscaping where feasible, as determined by city of Bothell design and construction standards, provided the screening purpose of the landscape type is achieved. Where a property has frontage on a street which is part of the Bothell boulevard system, the regulations in BMC 12.18.060 shall apply. Street rights-of-way landscaping shall be as follows:

A.    Landscaping shall be installed between the curb and sidewalk within a planter strip, pursuant to the following table:

Street Classification

Trees

Shrubs and Ground Covers

Local access street

One deciduous tree, at an average spacing of 30 feet on center. Trees to be selected from the list contained in BMC 12.18.140(G).

Turf grass of ground covers as approved by director

Collector

Pursuant to Type IV standard

Pursuant to Type IV standard

Arterial street

Pursuant to Type IV standard

Pursuant to Type IV standard

Boulevard street

See BMC 12.18.060

See BMC 12.18.060

B.    Landscaping installed within the street right-of-way between the sidewalk and the front property line shall meet or exceed a Type IV landscape standard. Other portions of abutting street right-of-way which do not contain roadway, gutters, curbing, street furniture, sidewalks or walkways or other hard surfaces shall be landscaped in accordance with a Type IV standard. Individual single-family and duplex residences are exempt from the provisions of this subsection.

C.    Landscaping installed within city-approved traffic medians, islands, or other landscape features installed within street rights-of-way shall meet a Type IV landscape standard. All deciduous and coniferous trees installed within traffic medians or islands shall be selected from the Bothell boulevard median tree list as contained under BMC 12.18.060.

D.    All landscaping installed within the street right-of-way shall comply with the sight distance requirements as set forth in the city of Bothell design and construction standards and specifications.

E.    Property owners shall be responsible for maintaining any landscaping within abutting public rights-of-way.

F.    The landscaping requirements in this section may be modified by the director when their strict application could create conflicts with overhead or underground utilities, traffic control signs, or other structures or conditions within the right-of-way. (Ord. 2200 § 2 (Exh. B), 2016; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.060 Bothell boulevard system landscaping.

A.    Properties which have street frontage along the Bothell boulevard system as set forth in the urban design element of the Imagine Bothell... Comprehensive Plan shall install Type IV landscaping in a five- to 10-foot-wide planter along the street frontage placed between the sidewalk and vehicle travel lanes, except in more urbanized areas with on-street parking and/or street trees with grates area appropriate, and shall incorporate the street trees specified in the table below. The city of Bothell may determine that median planting islands shall be required as part of street planting for the Bothell boulevard system. LID BMPs such as bioretention facilities should be utilized within right-of-way landscaping where feasible, as determined by city of Bothell design and construction development standards, provided the screening purpose of the landscape type is achieved. Median designs shall be reviewed and approved by the department of public works.

Boulevard Name

Street Tree

Median Tree(s)

Bothell Way NE SR 522 to NE 188th St. (Multiway Boulevard)

Consistent with Multiway Boulevard design

Consistent with Multiway Boulevard design

Bothell Way NE/Bothell-Everett Highway (NE 188th to I-405)

Red Oak (Quercus rubra), Summit Ash (Fraxinus pennsylvanica ‘Summit’)

Columnar Pear (Pyrus calleryana ‘Chanticleer’), Armstrong Maple (Acer rubrum ‘Armstrong’)

SR-527/Bothell Everett Highway (I-405 to northern planning area boundary)

Sugar Maple (Acer saccharum), Apollo Sugar Maple (Acer saccharum ‘Barrett cole’)

Hornbeam (Carpinus betula), Armstrong Maple (Acer rubrum ‘Armstrong’)

SR 522 in the downtown core (from NE 180th to 102nd Ave. NE)

Consistent with Crossroads design

Consistent with Crossroads design

SR-522 (outside of the downtown core)

Sycamore Maple (Acer pseudoplatanus), Greencolumn Maple (Acer nigrum ‘Greencolumn’), planted in a less formal, more naturalistic pattern

Columnar Pear (Pyrus calleryana ‘Chanticleer’), Armstrong Maple (Acer rubrum ‘Armstrong’), Columnar (Acer rubrum ‘Red sunset’), Hornbeam (Carpinus betula ‘Fastigiata’)

Pontius/Meridian Avenue (228th St. SE to SR-522)

Zelkova Tree (Zelkova serrat ‘Village Green’), Musashino Zelkova (Zelkova serrata ‘musashino’)

Snowdrop Tree (Styrax japonica), Pyramidal Beech (Fagus sylvatica ‘Fastigiata’), Columnar Pear (Pyrus calleryana ‘Aristocrat’)

228th Avenue (entirety)

American Sweet Gum (Liquidambar styraciflua)

Little-Leaf Linden (Tilia cordata), Pyramidal Hornbeam (Carpinus betulus pyramidalis)

Filbert Maltby Road

Pin Oak (Quercus palustris), Tricolor Beech (Fagus sylvatica ‘Roseomarginata’)

Columnar Pear (Pyrus calleryana ‘Aristrocrat’), Pyramidal ‘Dawyck’ Beech (Fagus sylvatica fastigiata)

35th Avenue SE/39th Avenue SE/240th St SE

Silver Maple (Acer saccarinum), Princeton Sentry (Gingko biloba ‘Princeton sentry’)

Katsura (Ceridiphyllum japonicum), Sargent Cherry (Prunus sargentii ‘Columnaris’)

120th Avenue NE (north of NE 195th)

Red Oak (Quercus rubra), Summit Ash (Fraxinus pennsylvanica ‘Summit’)

Mountain Ash (Sorbus aucuparia), Sargent Cherry (Prunus sargentii ‘Columnaris’)

120th Avenue NE/NE 180th Street (south of NE 195th)

Norway Maple (Acer platanoides), Parkway Maple (Acer platanoides ‘Columnarbroad’)

Mountain Ash (Sorbus aucuparia), Pyramidal Beech (Fagus sylvatica ‘Fastigiata’), Pyramidal Hornbeam (Carpinus betulus pyramidalis)

Beardslee Blvd./NE 195th St.

American Sweet Gum (Liquidambar styraciflua)

Armstrong Maple (Acer rubrum ‘Armstrong’), Hornbeam (Carpinus betulus)

Waynita Drive NE/100th Avenue NE

Sycamore Maple (Acer pseudoplatanus), Apollo Sugar Maple (Acer saccharum ‘Barrett cole’)

Columnar Pear (Pyrus calleryana ‘Chanticleer’), Snowdrop Tree (Styrax japonica)

Woodinville Way NE/NE 160th Street (if and when annexed)

Scarlet Oak (Quercus coccinea), Dawyck Purple Beech (Fagus sylvatica ‘Dawyck purple’)

Columnar maple (Acer rubrum ‘Columnare’), Columnar Pear (Pyrus calleryana ‘Aristocrat’)

B.    Alternative species may be substituted; provided such species are demonstrated to have the same characteristics such as speed of growth, form, size, leaf texture and root spread. Departures from the required street tree species shall require the approval of the community development director. (Ord. 2200 § 2 (Exh. B), 2016; amended during 7/15 supplement; Ord. 2171 § 3 (Exh. C), 2015; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.070 Landscaping along I-405.

All development adjacent to I-405 shall install a minimum 20-foot-wide Type II landscaping area along the entire property line abutting the freeway right-of-way. LID BMPs such as bioretention facilities should be utilized within right-of-way landscaping where feasible, as determined by city of Bothell design and construction standards, provided the screening purpose of the landscape type is achieved. (Ord. 2200 § 2 (Exh. B), 2016; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.18.080 Front lot line landscaping and interior lot line landscaping.

The required front lot line landscaping and interior lot line landscaping as set forth in the table in subsection C of this section shall be entirely on the subject property. For the purposes of this section, “front lot line landscaping” shall be that landscaping installed on the subject property immediately adjacent to the front or street lot line. “Interior lot line landscaping” is that landscaping installed on the subject property adjacent to the interior or side and rear lot line.

A.    The width of the landscaping may be averaged but in no case shall be less than five feet.

B.    Where a building is proposed to be located on a property line abutting a street right-of-way, alternative landscaping shall be installed to soften the appearance of the building. Examples of such landscaping include window boxes, hanging planters, ivy, large potted plants, and trees and shrubs planted against the building wall.

C.    Front lot line landscaping and interior lot line landscaping shall comply with the table below. The land uses below correspond to those listed in Chapter 12.06 BMC.

D.    LID BMPs such as bioretention facilities should be utilized within right-of-way and interior lot landscaping, provided the screening purpose of the landscape type is achieved.

Land Use

Front Lot Line
Landscaping Type/Width

Interior Lot Line
Landscaping Type/Width

Agriculture, in R 4,000, R 2,800, OP, NB, CB, GC and LI only

IV/5 ft.

IV/5 ft.

Automotive, marine and heavy equipment services

III/5 ft.

III/5 ft.

Business and personal services

IV/5 ft.

III/5 ft.

Eating and drinking establishments, not including vendor carts

IV/5 ft.

III/5 ft.

Education

IV/10 ft.

III/5 ft.

Exception: Maintenance shops and vehicle and equipment parking and storage

III/10 ft.

II/10 ft.

Essential public facilities – to be determined in conjunction with conditional use permit review

 

 

Government services, general

IV/10 ft.

III/5 ft.

Exception: Maintenance shops and vehicle and equipment parking and storage areas

III/10 ft.

II/10 ft.

Health and social services

IV/5 ft.

III/5 ft.

Exception: Hospitals

III/10 ft.

II/10 ft.

Lodging, temporary, excluding bed and breakfast guesthouses

IV/5 ft.

III/5 ft.

Exception: Campgrounds and recreational vehicle parks

III/10 ft.

III/10 ft.

Manufacturing, distribution, storage and warehousing

II/10 ft.

II/10 ft.

Exception: Outdoor storage yards

II/5 ft.

I/10 ft.

Recreation, culture and entertainment

IV/5 ft.

III/5 ft.

Exception: Amusement parks

III/10 ft.

II/10 ft.

Exception: Baseball, football, soccer and other sportsfields

IV/15 ft.

III/10 ft.

Exception: Stadiums, not including stadiums for professional sports teams

III/10 ft.

II/10 ft.

Residential uses, including only the following uses:

 

 

Dormitories, fraternities and sororities

IV/5 ft.

II/10 ft.

Mobile/manufactured home parks

See BMC 12.08.030(E)

See BMC 12.08.030(E)

Multifamily dwelling units

IV/5 ft.

III/5 ft.

Nursing homes and specialized senior housing

IV/5 ft.

III/5 ft.

Retail uses

IV/5 ft.

III/5 ft.

Exception: Boat, equipment, mobile, manufactured or modular home, and motor vehicle sales or rental, new or used

III/10 ft.

II/5 ft.

Transportation, including only parking facilities, transit park and ride lots and transit stations

IV/5 ft.

IV/5 ft.

Utilities, including only the following uses:

 

 

Electrical distribution substations, potable water storage facilities, storm water detention/retention facilities, and telecommunications switching facilities

II/10 ft.

II/10 ft.

Telecommunications earth receiving stations and transmission/receiving/relay towers

I/10 ft.

I/10 ft.

Uses not otherwise categorized, as follows:

 

 

Cemeteries

IV/5 ft.

III/5 ft.

Off-site and on-site hazardous waste treatment and/or storage facilities

II/10 ft.

II/10 ft.

(Ord. 2200 § 2 (Exh. B), 2016; Ord. 1957 § 1 (Exh. B), 2006; Ord. 1946 § 2, 2005; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000).

12.18.090 Parking lot landscaping.

The following are minimum landscaping requirements relating to off-street parking areas for development other than single-family detached and two-family dwellings:

A.    A five-foot-wide Type IV landscape strip around the outside perimeter of the parking area, except where required street frontage landscaping forms a portion of such perimeter.

B.    If a parking lot contains at least 20 parking stalls, Type IV landscaping shall be installed as follows:

1.    At least seven percent of the interior parking area shall be landscaped;

2.    At least one interior landscape island for every 10 parking stalls shall be distributed throughout the parking lot;

3.    At least one tree shall be provided in each landscape island peninsula;

4.    A planting bed or landscape island peninsula shall be provided at the end of each parking row;

5.    Landscaping shall not be installed so as to obstruct the view of or inhibit access to fire hydrants or other fire protection equipment;

6.    All planting beds, landscape islands, and landscape peninsulas shall have a minimum dimension of five feet as measured from the interior of the curb;

7.    LID BMPs such as bioretention facilities should be used within parking lot landscaping where feasible. Where bioretention facilities are located within parking lot landscaping, curb inlets shall be provided consistent with the city of Bothell design and construction development standards.

Figure 12.18-6 Parking Area Landscaping

(Ord. 2200 § 2 (Exh. B), 2016; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.080.).

12.18.100 Landscaping adjacent to buildings and refuse containers.

A.    Landscaping shall be required around buildings to soften the visual impact of large expanses of walls as follows. Bioretention facilities are permitted within landscaping around buildings, provided such facilities are set back at least five feet from any structure:

1.    Building walls less than 30 feet in height, Type IV landscaping at least five feet in width;

2.    Building walls between 30 and 50 feet in height, Type III landscaping at least eight feet in width;

3.    Building walls more than 50 feet in height, Type II landscaping at least 10 feet in width.

B.    All garbage dumpsters and other refuse containers shall be obscured from view from adjacent streets and properties with a solid four-foot evergreen hedge or a fence or textured wall supplemented with plantings a minimum of three feet in width. (Ord. 2200 § 2 (Exh. B), 2016; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.090.).

12.18.110 Landscaping between zones.

The following minimum landscaping standards shall be required of properties developing adjacent to a less intensive zoning classification. If a property’s use has multiple zoning designations (e.g., R 2,800, OP, CB), the standards of the more intensive zone shall be utilized. Landscaping required by BMC 12.18.050 may be credited for requirements herein. Subarea regulations may require additional landscaping adjacent to a less intensive zoning classification, particularly where subarea-specific building height regulations or overlay districts are established. The use of LID BMPs such as bioretention facilities is encouraged within landscaping, provided the screening purpose of the landscape type is achieved.

Zoning Classification of Subject Property

Zoning Classification of Adjacent Property

 

R 40,000 – R 5,400a

R 4,000 – R-AC

OP

NB

CB

GC

LI

R 40,000 – R 5,400a

-

 

 

 

 

 

 

R 4,000 – R-AC

II/10 ft

-

 

 

 

 

 

OP

II/10 ft

II/10 ft

-

 

 

 

 

NB

II/10 ft

II/10 ft

III/5 ft

-

 

 

 

CB

I/10 ft

I/10 ft

II/5 ft

II/5 ft

-

 

 

GC

I/15 ft

I/15 ft

II/10 ft

II/5 ft

III/5 ft

-

 

LI

I/20 ft

I/20 ft

I/10 ft

I/10 ft

II/10 ft

II/10 ft

-

(Ord. 2200 § 2 (Exh. B), 2016; Ord. 1946 § 2, 2005; Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.100.).

12.18.120 Supplemental landscaping.

Type V landscaping shall be installed in any area of a proposed development that is not covered with a building, vehicle circulation area or other improvement, or is not committed to and being used for some specific purpose. (Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.110.).

12.18.130 Required landscape plan.

A.    A dimensioned landscaping plan showing existing and proposed landscaping, irrigation and utilities shall be submitted with the project application for any development except that for individual single-family dwellings and duplexes; the plan shall only address landscaping within the right-of-way, in accordance with BMC 12.18.050. These landscaping plans shall be prepared by a licensed landscape architect or Washington State Certified Nurseryman, except that this requirement shall not apply to individual single-family dwellings, or duplexes, or multiple-family commercial, or industrial projects proposing 2,000 square feet of landscaping or less over the entire development area. Plants shall be identified by botanical and common names, and by caliper (deciduous trees), height (shrubs or coniferous trees), or container size of plant material (ground covers).

B.    Irrigation system plans shall be provided, to consist of the following, as may be determined necessary by the community development director based on the size, scale and location of the proposed project:

1.    Adequate water pressure and spacing to serve all landscaped areas in non-single-family developments;

2.    Moisture or precipitation sensors;

3.    Automatic timers set for operation during periods of minimum evaporation and that assure adequate moisture levels;

4.    Pressure regulating devices;

5.    Backflow prevention devices;

6.    Separate irrigation zones for turf and planting beds.

C.    Utility plans shall identify the location and size of existing and proposed sewer, water and storm drains and other utilities, both above and below ground. Potential conflicts between landscaping and utilities shall be minimized or avoided.

D.    The normal scale for landscape plans shall be one inch equals 20 feet. However, in large projects, the landscape plans shall be at the same scale as all other construction drawings with supplemental drawings at one inch equals 20 feet if necessary to provide sufficient detail. This determination shall be made by the community development director.

E.    Final landscaping plans shall be submitted as part of the construction drawing package with one additional copy of the landscaping plan, except as other provisions of this title may require earlier submittal.

F.    Final plans shall be approved by the community development director prior to project construction. Changes to approved plans must be approved by the community development director prior to changes being made. (Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.120.).

12.18.140 Plant materials and sizes.

A.    The community development director shall adopt a list of plant materials which may be used to comply with the provisions of this chapter. A copy of this plant list will be available for inspection and copying in the department of community development during regular business hours.

B.    The applicant may use plant materials on the adopted plant list or other plant materials as approved by the city. The city may require the applicant to modify his/her plant choice to:

1.    Provide a desired diversity of species;

2.    Make the plantings more in scale and compatible with the uses in the immediate vicinity of the subject property;

3.    Provide plant materials which will fulfill buffering or landscaping purposes on a year-round basis;

4.    Provide Pacific Northwest indigenous plant species, particularly drought resistant species that minimize water, maintenance, and fertilizer requirements.

C.    Nonvegetative material shall not be considered a substitute for plant material. Bark, mulch, gravel, or other nonvegetative material shall only be used in conjunction with landscaping to assist vegetative growth, retain soil moisture, and assist in maintenance.

D.    Plant sizes, excluding Type VI landscaping, shall be as follows:

1.    Evergreen trees shall be a minimum height of six feet above finished grade, except that evergreen trees in Type I/II landscaping shall be a minimum height of 10 feet above finished grade.

2.    Deciduous trees in street frontage landscaping, the Bothell boulevard system and Type II landscaping areas shall be at least two and one-half inches in diameter measured six inches above grade. All other deciduous trees shall be at least one and one-half inches in diameter measured six inches above grade. Where sight distance needs to be maintained, deciduous trees shall have a clear trunk area of at least eight feet above the ground.

3.    All shrubs shall be at least 21 inches in height above finished grade and spaced at maximum three feet on center. Dwarf varieties or others approved by the department of community development may be installed at smaller heights and spacing. Varieties significantly larger than 21 inches in height may be installed at greater heights and spacing subject to approval by the community development director.

4.    Ground cover spacing for one gallon plantings shall be 18 inches on center maximum or four-inch pots planted at maximum 12 inches on center.

5.    Shrubs and ground cover shall provide an immediate surface coverage of at least 50 percent with an 85 percent coverage within two years.

E.    Those developments where reduced landscaping is approved, pursuant to BMC 12.18.150, may be required to install street trees utilizing tree pits. Tree pits shall be a minimum of four feet by four feet depending on size potential of the tree.

F.    All plant materials shall conform to the standards of the American Association of Nurserymen.

G.    Street trees installed along residential local access streets shall be chosen from the following list:

    Red Maple (Non-columnar) (Acer rubrum)

    Norway Maple (Acer platanoides)

    Redmond Linden (Tilia americana ‘Redmond’)

    Zelkova (Zelkova serrata)

    English Oak (Quercus robor)

    White Oak (Quercus alba)

    Katsura tree (Katsura japonica)

    European Hornbeam (Non-columnar) (Carpinus betula)

    Other trees as reviewed and approved by the community development director

(Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.130.).

12.18.150 Plant maintenance.

A.    The applicant shall follow accepted nursery standards and practices in the planting and maintenance of vegetation required by this chapter.

B.    All shrubs and trees used in the landscaping and screening of a zone or use shall be maintained in a healthy, natural growing condition.

C.    With the exception of dead, diseased or damaged trees specifically retained to provide wildlife habitat, other dead, diseased, damaged or stolen shrubs or trees shall be replaced immediately, and the planting area shall be maintained reasonably free of weeds and trash in perpetuity.

D.    Fertilizer and pesticides applications within shorelines areas shall comply with the Bothell shoreline master program. Elsewhere, care shall be exercised to prevent entry into creeks, wetlands and stormdrains.

E.    The use of plant material requiring excessive pesticide applications to be kept healthy and attractive is discouraged. Pesticide applications shall be made only for the control of specific pests, using proper materials at a correct rate, applied at the proper time to obtain the desired results. All pesticide applications practices shall conform to federal and state regulations and be in accordance with the product labels. (Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.140.).

12.18.160 Modifications.

The applicant may request and the community development director may grant a modification to the requirements of this chapter under one or more of the following circumstances:

A.    The existing or finished grade of the subject property or adjoining property decreases or eliminates the need for the required landscaping;

B.    The modification will be more beneficial to the adjoining property than the required landscaping by causing less impairment of view or sunlight;

C.    It is reasonable to anticipate that the adjoining property will be rezoned in the near future to a zone which would require no buffer or a less intensive buffer, based on land use designations in the adopted Imagine Bothell... Comprehensive Plan;

D.    The modification is necessary to allow for maximum efficiency of an active or passive solar energy system on the subject property or a nearby adjoining property;

E.    The required landscaping would substantially conflict with existing utility lines;

F.    If required biofiltration swales are required and proposed within landscape areas; provided the intent for the required type of landscaping is met by meandering the swale or increasing the landscape buffer to accommodate both;

G.    If there are unique or unusual existing site configurations or structures which preclude landscaping requirements, they may be transferred elsewhere on-site;

H.    If application of these landscaping standards would block transmission or reception of a telecommunications signal. (Ord. 1904 § 1, 2003; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.150.).

12.18.170 Landscaping bonds.

A.    All landscaping and required irrigation shall be installed and shall pass inspection by the city prior to final occupancy. To accommodate temporary occupancy permits, the city may accept a performance bond or other monetary surety as approved by the city attorney in lieu of immediate installation for 120 percent of the labor and materials cost to install the approved landscaping and required irrigation.

B.    A landscaping maintenance bond or other approved monetary security for 10 percent of the labor and materials cost to install the approved landscaping shall be submitted prior to occupancy or release of any landscaping performance security held by the city. The maintenance security shall be released in three years after completion of the landscaping if the landscaping has been maintained in a healthy, growing condition, and if any dead, dying, or missing plants have been replaced. (Ord. 1904 § 1, 2003; Ord. 1871 § 1, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.18.160.).